TBD 140 Minwood St · Mineola, TX 75773

$90,000

2 bd · 4.0 ba · 1,746 sqft · SingleFamily public records · 111 Days on market

Built 1994 0.39 ac lot $52/sqft · 67% below area ↓ 19% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Dont miss out on this prime opportunity in Mineola! Located on a quiet street in a great neighborhood, this 2 bed, 1 bath home sits on a beautiful oversized lot with plenty of room to expand or customize. Originally converted from a shop, it offers a unique layout and tons of potential to make it your own. AI-enhanced photos are included to showcase possible finishes and design ideas. A rare chance to create something special in a highly desirable location!

Key facts

• Quiet street
• Unique layout
• Oversized lot

Tags

• QUIET STREET
• OVERSIZED LOT
• UNIQUE LAYOUT
• HIGHLY DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/4.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 2.6% in Mineola — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#392 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, schools D-, amenities F.
• Mineola ISD (town): math 54% / reading 46% proficiency, ranked #190 of 826 in TX (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 261 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: major wind risk, 48% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.65% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.99%
• DSCR: 1.84
• GRM: 5.1

CMA / ARV

• ARV (median comp): $219,826
• List price: $90,000
• Delta: -59.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 E Loop 564	0.13mi	3/2.0 (+1)	1,781 (+2%)	14mo	$239,900	$135	66
158 County Road 2426	0.40mi	3/2.0 (+1)	1,758 (+1%)	8mo	$275,000	$156	61
230 Minwood St	0.17mi	2/2.0	1,565 (-10%)	8mo	$225,000	$144	60
2235 N Pacific St	0.34mi	3/2.0 (+1)	1,630 (-7%)	2mo	$184,900	$113	58
1502 Robin St	0.46mi	3/2.0 (+1)	1,757 (+1%)	10mo	$275,000	$157	57
181 Minwood St	0.08mi	3/2.0 (+1)	1,523 (-13%)	8mo	$184,900	$121	55
1838 Park Pl	0.23mi	2/2.0	1,524 (-13%)	6mo	$265,000	$174	55
320 Nuss Dr	0.64mi	2/1.5	1,701 (-3%)	11mo	$210,000	$123	47
247 Spring Lake Dr	0.30mi	3/2.0 (+1)	1,964 (+12%)	13mo	$350,000	$178	41
454 Pamela Dr	0.47mi	3/2.0 (+1)	1,965 (+12%)	6mo	$210,000	$107	39
1245 N Newsom	0.61mi	3/2.0 (+1)	1,818 (+4%)	18mo	$197,000	$108	36
504 Meadowbrook St	0.50mi	3/2.0 (+1)	1,955 (+12%)	20mo	$255,000	$130	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.43×
• Total profit: $10,928
• Equity at exit: $13,419

10-year hold

• IRR: 20.1%
• Equity multiple: 2.69×
• Total profit: $42,685
• Equity at exit: $7,782

Cash invested: $25,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75773

• Home prices YoY: -8.9%
• Active inventory: 261
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$263 /mo · $3,151/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $399

Break-even live

Break-even rent $977

Max offer price $90,000

Occupancy floor 68%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Isabella St Mineola, TX	3.0	2.0	1085	$1,350	$1.24	21d	1	0.50mi
806 N Newsom St Mineola, TX	3.0	2.5	1488	$1,750	$1.18	44d	1	1.08mi
803 Second St Mineola, TX	3.0	1.0	1160	$1,400	$1.21	13d	1	1.19mi

Listing history 19 events

1. 2026-06-19
   days on market $90,000 Active 111 DOM
2. 2026-06-18
   days on market $90,000 Active 110 DOM
3. 2026-06-17
   days on market $90,000 Active 109 DOM
4. 2026-06-16
   days on market $90,000 Active 108 DOM
5. 2026-06-15
   days on market $90,000 Active 107 DOM
6. 2026-06-14
   days on market $90,000 Active 105 DOM
7. 2026-06-13
   days on market $90,000 Active 104 DOM
8. 2026-06-10
   days on market $90,000 Active 102 DOM
9. 2026-06-09
   days on market $90,000 Active 101 DOM
10. 2026-06-08
    days on market $90,000 Active 100 DOM
11. 2026-06-07
    days on market $90,000 Active 99 DOM
12. 2026-06-02
    days on market $90,000 Active 94 DOM
13. 2026-06-01
    days on market $90,000 Active 93 DOM
14. 2026-05-31
    days on market $90,000 Active 92 DOM
15. 2026-05-30
    days on market $90,000 Active 91 DOM
16. 2026-04-10
    price $97,500 461-char remark

    Show marketing remark (461 chars)

    Dont miss out on this prime opportunity in Mineola! Located on a quiet street in a great neighborhood, this 2 bed, 1 bath home sits on a beautiful oversized lot with plenty of room to expand or customize. Originally converted from a shop, it offers a unique layout and tons of potential to make it your own. AI-enhanced photos are included to showcase possible finishes and design ideas. A rare chance to create something special in a highly desirable location!

17. 2026-03-11
    price $100,000 461-char remark

    Show marketing remark (461 chars)

    Dont miss out on this prime opportunity in Mineola! Located on a quiet street in a great neighborhood, this 2 bed, 1 bath home sits on a beautiful oversized lot with plenty of room to expand or customize. Originally converted from a shop, it offers a unique layout and tons of potential to make it your own. AI-enhanced photos are included to showcase possible finishes and design ideas. A rare chance to create something special in a highly desirable location!

18. 2026-02-28
    listed $120,000 Active 461-char remark

    Show marketing remark (461 chars)

    Dont miss out on this prime opportunity in Mineola! Located on a quiet street in a great neighborhood, this 2 bed, 1 bath home sits on a beautiful oversized lot with plenty of room to expand or customize. Originally converted from a shop, it offers a unique layout and tons of potential to make it your own. AI-enhanced photos are included to showcase possible finishes and design ideas. A rare chance to create something special in a highly desirable location!

19. 2022-05-09
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,151 · $263/mo
• Projected year-2 tax: $3,151 · $263/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,784
• − Mortgage interest: −$5,041
• − Property taxes: −$3,151
• − Insurance: −$450
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$2,618
• Taxable income: $3,678
• Est. tax owed @ 24.0%: −$883
• After-tax cash flow: $3,902/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Mineola ISD
• NCES district ID: 4830930
• Math proficiency: 54% ▲ 12.00%
• Reading proficiency: 46% ▲ 4.00%
• Median HH income: $44,121
• Composite: 42.27/100
• National rank: #3274
• State rank: #190 of 826 in TX

Livability — Mineola

• Score: 69/100
• State rank: #392
• US rank: #8222

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D Housing A+ Health & safety A User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,311

Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7% German/W. Germanic 1%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.31%
• Current HPI: 227.0529
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-18.8% since first listed

4 events — show timeline

• 2026-04-10 Price Changed $97,500 GTAR
• 2026-03-11 Price Changed $100,000 GTAR
• 2026-02-28 Listed $120,000 GTAR
• 2022-05-09 Sold (Public Records) — Public Records

Property tax history

+17.0%/yr

Latest (2025): $3,151 · +6.6% YoY. Source: county tax records.